Key Takeaways

Key Takeaways Title problems don't mean you can't sell – Over 2,800 active liens exist on Fort Lauderdale properties, but specialized buyers can handle these issues Traditional sales usually fail with liens – Most buyers can't get financing with any liens present, making conventional listing a waste of time Waiting makes it worse – Liens accumulate interest and penalties over time, so addressing them quickly saves money Professional buyers handle the complexity – Companies like HOMESELL USA have the legal expertise and systems to clear liens and close deals despite title problems

Selling Your Fort Lauderdale Home with Title Problems: Liens, Judgments & Other Nightmares

Look, I've been dealing with problem properties in South Florida for over two decades, and Fort Lauderdale has seen its share of title nightmares. Just last week, I had a homeowner call me about a Venice Isles property that had THREE different liens on it – an HOA lien from unpaid fees, a mechanics lien from a contractor dispute, and to top it off, an IRS lien from 2019.

The owner thought she was completely stuck. "Uncle Charles," she said, "nobody will touch this house. What am I supposed to do?"

Here's what I told her, and what I'm telling you: title problems don't mean you can't sell. They just mean you need to know what you're dealing with and work with people who understand how to handle the mess.

The Fort Lauderdale Title Problem Reality Check

Fort Lauderdale's real estate market has been through some serious ups and downs. We saw massive foreclosure waves after 2008, then rapid gentrification, and now we're dealing with the aftermath of COVID-related financial stress. All of this creates perfect conditions for title problems.

Based on current Broward County records, there are over 2,800 active liens filed against residential properties in Fort Lauderdale as of February 2026. That's not including federal tax liens, which the IRS doesn't always file publicly right away.

The most common title issues I see in Fort Lauderdale are:

HOA Liens (The Sneaky Ones)

Fort Lauderdale has hundreds of HOA communities, from high-rise condos along the Intracoastal to single-family neighborhoods like Coral Ridge and Rio Vista. When HOA fees go unpaid, these associations move fast. Florida law gives HOAs serious power – they can file liens for unpaid dues, special assessments, and legal fees.

I've seen HOA liens as small as $500 kill deals worth $300,000. Why? Because most traditional buyers can't get financing when there's ANY lien on the property, regardless of size.

IRS and State Tax Liens

The IRS filed over 180 new tax liens in Broward County in 2025, and Fort Lauderdale got hit hard. These liens attach to everything you own, including your house. Florida state liens work similarly.

Here's what most people don't understand: you don't have to pay off the entire tax debt before selling. There are ways to negotiate partial payments or subordination agreements, but you need to know how to work the system.

Mechanics Liens (The Construction Nightmares)

With all the renovation activity in Fort Lauderdale – especially in neighborhoods like Flagler Village and downtown – mechanics liens are everywhere. Contractor doesn't get paid? They file a lien. Subcontractor gets stiffed? Another lien.

Florida gives contractors 90 days to file mechanics liens, and they're valid for one year. I've seen properties with multiple mechanics liens from the same project because the general contractor didn't pay his subs.

Judgment Liens

Got sued and lost? That judgment can become a lien against your Fort Lauderdale property. Credit card companies, former business partners, divorce settlements – they all can turn into liens that follow your house.

Why Traditional Sales Don't Work with Title Problems

Here's the brutal truth: if you try to sell through a realtor when you have title issues, you're probably wasting everyone's time.

Traditional buyers need clean title for financing. Their lender won't approve a mortgage when there are liens. Even cash buyers usually run when they see title problems because their attorney tells them it's too risky.

I had a homeowner in Colee Hammock try to list his house for eight months. Beautiful property, great location, priced right. But there was a $12,000 HOA lien from a special assessment dispute. Three different contracts fell through during the title search phase.

That's eight months of mortgage payments, insurance, and carrying costs while getting nowhere. Don't put yourself through that.

Your Options When You Have Title Problems

Option 1: Try to Clear the Title Yourself

This sounds logical, but it's often impossible. If you had the money to pay off all the liens, you probably wouldn't have liens in the first place, right?

Some liens can be negotiated down, but it takes time, legal knowledge, and usually some upfront money. HOAs might take 70 cents on the dollar. The IRS might accept a partial payment under certain circumstances. But mechanics liens? Those contractors usually want every penny.

Option 2: Sell to an Investor Who Handles Title Issues

This is where companies like HOMESELL USA come in. We buy houses with title problems every single week. We've got the legal team, the experience, and the systems to handle liens, judgments, and other title nightmares.

Here's how it works: We evaluate your property and all the attached liens. We make an offer based on the property value minus the cost to clear title. At closing, we pay off the liens directly and you get whatever's left.

Is it less than you'd get in a perfect world with clean title? Yes. But it's real money, right now, instead of theoretical money that you might never see.

Option 3: Bankruptcy (The Nuclear Option)

Some liens can be discharged in bankruptcy, but your house isn't protected. Florida homestead laws help, but they're not magic. Bankruptcy should be your last resort, not your first move.

The HOMESELL USA Difference in Fort Lauderdale

We've been handling Fort Lauderdale title problems since before it was cool to live downtown. We know the local attorneys, the lien processing procedures, and all the quirks of Broward County's system.

When we buy your house, we handle everything. You don't negotiate with the HOA, argue with the IRS, or fight with contractors. We take care of all that mess because we know how to do it efficiently.

Last month, we closed on a property in Harbor Beach that had $47,000 in various liens. The owner walked away with $28,000 after we cleared everything up. Was it less than the house would have been worth clean? Sure. But she had been trying to sell for two years with no luck.

What You Need to Know Before You Sell

Don't wait for title problems to get worse. Liens accumulate interest and penalties. HOA fees keep adding up. The IRS isn't getting more flexible over time.

Get a current title search so you know exactly what you're dealing with. Sometimes homeowners think they have one lien when they actually have three.

Don't try to hide title problems from potential buyers. It always comes out during the title search, and then you look dishonest on top of everything else.

Moving Forward

Whether you sell to us or someone else, the important thing is understanding your options. Title problems feel overwhelming because most people have never dealt with them before. But they're not the end of the world.

I've helped thousands of Fort Lauderdale homeowners get out from under title nightmares and move on with their lives. Some situations are simple, some are complicated, but there's almost always a solution.

If you're sitting there with liens piling up, don't wait. Every month you delay costs you money in additional interest and penalties. Get the facts, understand your options, and make a decision.

If any of this sounds like your situation, give Uncle Charles a call. No pressure, no judgment – just straight answers about what you're really dealing with and what your options actually are. Sometimes a 15-minute conversation can save you months of headaches.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Fort Lauderdale house if it has an IRS lien on it?

Yes, you can sell a house with an IRS lien. The lien will need to be paid at closing, or you can work with investors who know how to negotiate with the IRS for partial payment or subordination agreements. Traditional buyers usually can't get financing, but cash buyers and investors can handle IRS liens.

How long does an HOA lien last in Florida?

In Florida, HOA liens are valid indefinitely until paid off. They accumulate interest and additional fees over time. HOA liens take priority over most other liens and must be resolved before you can transfer clear title to a buyer.

What happens if I just ignore the liens and try to sell anyway?

You legally cannot transfer clear title with outstanding liens. Any legitimate buyer will discover the liens during their title search, and the sale will fall through. Trying to hide liens is not only futile but can expose you to legal liability for fraud.

Do mechanics liens expire in Florida?

Yes, mechanics liens in Florida are only valid for one year from the date of filing, unless the contractor takes legal action to enforce the lien. However, during that year, the lien will prevent you from selling to traditional buyers.

How much less will I get for my house if it has title problems?

It depends on the amount and type of liens versus your property value. Generally, you'll receive the fair market value minus the cost to clear all liens, minus a discount for the buyer taking on the risk and hassle. Every situation is different, which is why you need a proper evaluation.